A gated village of 292 villas along the canal at the edge of Yas Island — four to six bedrooms on plots of 711 to 1,294 m², a walkable clubhouse and retail village, and pontoons on the water. From AED 7.9 million, half the price due before handover in Q3 2030, and no mortgage pre-approval required.
Two Aldar documents and Aldar's own project page, read on 25 September 2026. The factsheet carries the five unit types with their counts, average areas, plots and starting prices, the incentives and the amenity lists. The sales presentation adds the things that usually go missing at this stage: the handover quarter, the nine payment milestones with dates, the service charge rates and all six floor plan sheets.
One thing to know about the waterfront villas. Aldar's public page currently lists only the three inland types and says the five and six-bed waterfront homes are “releasing soon”. The factsheet does carry both, with prices. We show all five and mark the waterfront rows, so you can see which figures are already public and which are not yet.
Aldar's own description is unusually specific and worth taking literally: a gated waterfront village of 292 single-row villas set along the canal at the edge of Yas Island, with warm timber architecture, a walkable clubhouse and retail village, and pontoons on the water. “Single-row” is the part that matters — it is what stops the community from becoming a grid of identical streets.
Only 45 of the 292 villas sit on the water, and they carry their own two types. That scarcity is the whole pricing structure of this community — and it is why the waterfront rows in the table below are worth reading separately from the inland ones.
The canal viewing deck is the shared answer for everyone else: Aldar puts it at the centre of community life rather than reserving the water for the 45.
On and around Yas, Aldar's portfolio already includes Yas Acres, Yas Park Views, Yas Golf Collection, Noya, Nobu Residences and Yas Riva — the community this one sits opposite, across the canal.
For an off-plan buyer that track record is the substantive part of the pitch: the developer has delivered on this island repeatedly, and the neighbouring community is already built and occupied rather than promised.
The factsheet's framing is “close to everything the island has to offer, away from everyone”, and the location map is Aldar's own. Yas Island carries the theme parks, the marina, the golf course, Yas Mall and the F1 circuit; this community sits on the canal at its edge rather than in the middle of them.
Worth stating plainly, because we say the opposite on our Al Reem pages. From 2 June 2026 the emirate froze residential rent increases, with renewals at 0%. Only the ADGM communities — Al Reem and Al Maryah — are exempt, and Yas is not among them. If you are buying to let rather than to live, model it on that basis. If the rental exemption is what you are optimising for, the honest answer is that it lives on a different island. See our Al Reem projects →
Three inland types and two waterfront ones, each shown in Aldar's own render. The waterfront six-bedroom comes in two layouts — a straight plan and an L-shaped one — so there are six plan sheets against five price lines.
| Model | Units | Avg area (GSA) | Avg plot | Price from | Per m² (ours) |
|---|---|---|---|---|---|
| 4-bed inland | 96 | 437 m² · 4,704 ft² | 711 m² · 7,653 ft² | AED 7.9M | ~18,100 |
| 5-bed inland | 116 | 482 m² · 5,188 ft² | 828 m² · 8,913 ft² | AED 9.3M | ~19,300 |
| 6-bed inland | 35 | 538 m² · 5,791 ft² | 936 m² · 10,075 ft² | AED 10.5M | ~19,500 |
| 5-bed waterfront | 17 | 552 m² · 5,942 ft² | 802 m² · 8,632 ft² | AED 13.3M | ~24,100 |
| 6-bed waterfront | 28 | 609 m² · 6,555 ft² | 1,294 m² · 13,929 ft² | AED 14.5M | ~23,800 |
Unit counts, areas, plots and starting prices are Aldar's. The square-foot conversions and the per-square-metre column are ours. The two highlighted rows are the waterfront types: they appear in Aldar's factsheet with these prices, but Aldar's public page still lists only the three inland models and says the waterfront homes are “releasing soon”. Aldar labels the areas and plots averages, so the specific plot you are allocated will differ — pin it down in writing before reserving.
The water costs about 25% per square metre. Inland runs roughly AED 18,100–19,500 per m² of built area; the two waterfront types sit at about AED 23,800–24,100. Put concretely: a five-bed inland is AED 9.3m for 482 m², a five-bed waterfront is AED 13.3m for 552 m². You pay AED 4 million more for 70 extra metres and the canal. Whether that is worth it is a question about resale liquidity on 45 units, not about the house.
The six-bed waterfront is the land play. Its plot averages 1,294 m² against 936 m² on the six-bed inland — and at 609 m² of built area it uses only 47% of that plot, the lowest ratio in the community. Every other type runs 57–69%. If outdoor space is what you are buying, that is where it is.
And the scarcest type is not the dearest one. There are 35 six-bed inland villas and only 17 five-bed waterfront. On a 292-home community, the count in that second column is as much a part of the resale story as the price in the fifth.
All six sheets, published whole and uncropped. Every villa is two storeys. Note again that the two six-bed waterfront sheets share one price line in the table — the layout differs, the model does not.
Aldar publishes the schedule by date rather than by construction stage, which makes it straightforward to plan against. The AED column applies the percentages to the AED 7.9 million entry villa; that part is our arithmetic.
| Milestone | Date | Share | On AED 7.9M (ours) |
|---|---|---|---|
| Payment 1 | On booking | 5% | AED 395,000 |
| Payment 2 | March 2027 | 5% | AED 395,000 |
| Payment 3 | August 2027 | 5% | AED 395,000 |
| Payment 4 | January 2028 | 5% | AED 395,000 |
| Payment 5 | June 2028 | 5% | AED 395,000 |
| Payment 6 | November 2028 | 5% | AED 395,000 |
| Payment 7 | April 2029 | 10% | AED 790,000 |
| Payment 8 | September 2029 | 10% | AED 790,000 |
| Handover | Q3 2030 | 50% | AED 3,950,000 |
Aldar states on the same slide: no mortgage pre-approval required. That is a real difference from some competing launches — the Modon villas we sell at Wadeem Gardens run a 25/75 plan that is explicitly subject to off-plan mortgage approval. It does not remove the need to fund the final 50%; it removes a gate at the front of the process.
Aldar states AED 6.21 per sq ft in 2030 and AED 6.33 in 2031 — about AED 66.83 and AED 68.16 per m². Publishing a forward service charge rate at launch is rare enough that it deserves noting; on most of the projects we cover it is the number that never appears.
On our arithmetic that is roughly AED 29,200 a year on the four-bedroom inland and about AED 40,700 on the six-bedroom waterfront, at the 2030 rate. Then the incentive: Aldar is offering a five-year service charge waiver, so on current terms the first bill a buyer actually pays lands around 2035.
The two incentives together are worth real money. On the entry villa, the 2% ADM fee waiver saves AED 158,000 and five years of service charge about AED 146,000 — roughly AED 304,000, or 3.8% of the purchase price. On the six-bed waterfront it is closer to AED 494,000. Those are larger than most launch discounts and they are worth pricing into a comparison rather than treating as garnish.
Aldar has published more here than on most launches — handover, milestones, service charge and plans are all out. This is what is left.
These figures are neither Aldar's nor ours — they come from ADREC's official Abu Dhabi Real Estate Market Report for H1 2026.
Yas is a strong market with a deep pipeline. Sales value nearly doubled year on year, and 11,815 homes are projected by 2030 — third behind Saadiyat and Al Reem. A 292-villa community inside that is small, which is the argument for it; but the island as a whole will not be short of stock when this hands over.
On the villa scale, this prices below the Saadiyat launches. Inland at roughly AED 18,100–19,500 per built m² sits just around the AED 19,000 line above which ADREC says villa value has been concentrating. For comparison, the Talay villas Aldar has just released at Marsa Al Saadiyat work out near AED 26,900 per m², and Wadeem Gardens on Hudayriyat near AED 20,000. Yas Riva Reserve is the cheaper entry of the three per metre — with a shorter plot ratio than Wadeem and a longer one than Talay. Compare Talay → · Compare Wadeem Gardens →
And the horizon is the middle of the three. Q3 2030 sits between A1LA's Q4 2028 on Al Reem and the Q2 2031 villas on Hudayriyat. Four years is long enough that the incentives — 3.4–3.8% of the price in waived fees and service charge — are worth counting in the comparison, because they are certain and the market is not.
We summarised the whole report separately. Read the H1 2026 market summary → · Yas Island · The Canopies →
Send us the bedroom count and whether you want inland or waterfront, and we will come back with what is actually available, which plots and rows are left, and the six open items above requested in writing. We work in Russian, Kazakh and English.
Independent analysis
Project pages describe what the developer is selling. These are our own views on the market around it — official data cited to its source, our interpretation labelled as opinion.
Information on this page last updated , from Aldar's Yas Riva Reserve factsheet and sales presentation and from Aldar's own project page. Written by Yeldar Nurmukanov, founder of Astana Real Estate and an ADREC-licensed broker in Abu Dhabi.
